Economic impact analysis examines the regional implications of an activity in terms of three basic measures: sales or output, earnings, and job creation. Fiscal impact analysis evaluates the public revenues and costs created by a particular activity and its effect on State, County, and local governments. In addition to reports and presentations, the Fiscal Impact Model software is available from our firm. The Fiscal Impact Model is an easy-to-use and reasonably priced application that provides an accurate means to calculate the economic and fiscal impact of business currently located or planning to locate in a particular geographic region.

Elliott D. Pollack and Company was retained by Pyramid Advisors to perform an economic and fiscal impact study of the renovation of the Arizona Biltmore in Phoenix, Arizona.The study focused on the economic and fiscal impacts of construction of the proposed project and the ongoing operations, including tourist impacts, once construction would be completed.

Elliott D. Pollack & Company was retained by Central Arizona Partnership to perform an impact analysis of the Big Chino Water Ranch project.The analysis involved a number of tasks including identifying reasonable forecasts for community population growth; comparing these forecasts to scenarios of growth if water supply is restricted by the Assured Water Supply Rules; illustrating the opportunity costs of not developing the pipeline; and quantifying the results of the analysis.

MesaProving Grounds Economic and Fiscal Impact, Mesa, ArizonaDMB Associates, Inc. is developing 3,200 acres of the former GM proving grounds, and has created a master development plan to reposition the property as a mixed use city center.Elliott D. Pollack and Company was retained by The Maguire Companyto perform an economic and fiscal impact study of the proposed Mesa. Proving Grounds master planned development based on current assumptions for the site.

Elliott D. Pollack and Company was retained by Grossman Company Properties to perform an economic and fiscal impact study of the renovation and expansion of Arizona Grand Resort, formerly the PointeSouthMountain, located in Phoenix, Arizona.The study focused on the economic and fiscal impacts of construction of the proposed project and the ongoing operations, including tourist impacts, once construction would be completed.

Economic and Fiscal Impact of the Proposed cbd101, Glendale, Arizona

This report outlined the economic and fiscal impact of cbd101, a proposed mixed use project in Glendale, Arizona.The property is located between the Loop 101 freeway and 95th Avenue and is bordered on the north and south by Missouri Avenue and Bethany Home Road. The report included commentary on the importance of mixed-use projects such as cbd101 within growing economies such as in Glendale.

This analysis provided the impact of the copper mining operation located mainly in Superior, Arizona.The mine impact was estimated to last 66 years, with 16 years of feasibility and preparation and 50 years of mining operations.In addition to mining operations, the analysis examined the impact of mine employees on the local economy and the potential development of approximately 600 acres of vacant land in the Town of Superior.

Fiscal Impact of Super Bowl XLII, Glendale, Arizona

Elliott D. Pollack & Company has been retained by the City of Glendale to conduct a fiscal impact analysis of Super Bowl XLII that took place on February 3rd, 2008 in Glendale, Arizona.The analysis was designed to estimate the governmental revenues that were generated during the two-week period surrounding Super Bowl Sunday.

Economic and Fiscal Impact of PalmValley 303, Goodyear, Arizona

This analysis assessed the impact of the development of the business park consisting of various sized industrial buildings, including warehouse/distribution, light industrial, and flex office as well as traditional office space and retail establishments.In total, 13.6 million square feet of warehouse and light industrial space, 1.3 million square feet of flex office space, 1.8 million square feet of office space, and 2.8 million square feet of retail space will be built within the 1,600-acre project.

This analysis assessed the impact of a development consisting of retail, restaurant and bars, and theaters.In total, more than 1.0 million square feet of commercial space were analyzed on a 115-acre site.The site is located at the southwest corner of Interstate 10 and Val Vista Drive.

Economic and Fiscal Impact of MesaCommunity College

This analysis evaluated the impact of the proposed MesaCommunity College downtown campus.The impact included the evaluation of students, faculty and staff and other operations impact on downtown Mesa.

This report evaluated the potential economic impacts to the local business community of proposed transportation improvements outlined in the 4th Avenue and 16th Street Corridors Study, particularly those on 4th Avenue.This report augmented traffic engineering and design studies prepared for the City of Yuma by Kimley-Horn and Associates, Inc.

Economic and Fiscal Impact of Waveyard

This report provided the impact of the proposed Waveyard Master Planned Adventure Development in Mesa, Arizona.The impact included the evaluation of operations as well as the additional tourism that would be generated for the local economy.

Economic and Fiscal Impact of CityNorth, Phoenix

This analysis assessed the impact of a high-end, high density project that includes significant commercial and residential construction.In total, the 6.0 million square feet of commercial and residential space included a major regional, anchored retail project along with a high-density office building, hotel rooms, and residential units.

Economic and Fiscal Impact of Arizona State University

This analysis included four separate reports evaluating the impact of the proposed Downtown Phoenix campus, ASU Tempe, ASU West and the Polytechnic Campus (ASU East).

Economic and Fiscal Impact of the Tourism Industry in Arizona – Arizona Office of Tourism

Elliott D. Pollack and Company was retained by the Arizona Office of Tourism to analyze the economic and fiscal impact of and tourism spending in Arizona in 1998.

Impact of Highway Construction on Tourism in Sedona, Arizona

Elliott D. Pollack & Company was retained to conduct a study regarding the issue of how proposed improvements to State Route 179 (SR179) may impact tourism activity in the City of Sedona.The Arizona Department of Transportation (ADOT) classifies SR179 as a rural-minor arterial south of the Yavapai/Coconino County line, and as an urban-principal arterial north of the line.The scope of the proposed construction includes surface improvements and enhancements.

Economic and Fiscal Impact of Tourism in Sedona, Arizona

This report summarized the economic and fiscal impact of the commercial real estate markets in Greater Phoenix and Greater Tucson, Arizona.Commercial real estate is defined in this report as consisting of the retail, office and industrial sub-sectors. The report will consider both construction and the on-going operational impacts for the office, retail, and industrial commercial real estate sectors.

Elliott D. Pollack & Company was retained by Barrett-Jackson to undertake an economic and fiscal impact study of expanding its annual Auto Auction from 5 days to 7, 10, or 14 days.Additionally, Barrett-Jackson has proposed expanding its corporate operations to include a museum, a larger office staff, and possible retail and restaurant ventures.

Economic and Fiscal Impact of Cox Communications Arizona

Elliott D. Pollack and Company was retained by Cox Communications Arizona to undertake a study of the economic and fiscal impact of its operations and construction activity.In Arizona, Cox serves 23 communities in Central Arizona (Maricopa and Pinal counties), and 13 communities in Southern Arizona (Pima, Cochise and Santa Cruz counties).

Economic and Fiscal Impact of a Proposed 300-Acre Retail Development Coolidge, Arizona

Elliott D. Pollack and Company was retained to perform an economic and fiscal impact study of the proposed commercial development of 300 acres at the intersection of Attaway and Bartlett Roads in Coolidge, Arizona.The project includes a proposed 120-acre 1.2 million square foot regional shopping mall, a 60-acre 600,000 square foot power shopping center, and a 60-acre auto mall.The remaining 60 acres are reserved for a residential development and are not considered in this report.The study focuses on the economic and fiscal impacts of construction of the retail facilities and the retail operations once construction is completed.

Economic and Fiscal Impact Zanjero Development, City of Glendale, Arizona

Cabela’s, a sporting goods and outdoor outfitter, is proposing construction of a retail outlet in the Zanjero mixed-use development near 95th and Glendale Avenues in Glendale, Arizona.Cabela’s, often referred to as the foremost outfitter of hunting, fishing and outdoor equipment, is proposing the construction of a 160,000 square foot building that is expected to include a 40-foot “conservation mountain”, a restaurant, a museum and exhibits catering to school children.The developer of the Zanjero project has also committed to construct another 400,000 square feet of retail space adjacent to Cabela’s within four years.

Economic and Fiscal Impact of the Proposed Tempe Marketplace

Elliott D. Pollack and Company was retained to perform an economic and fiscal impact study of the proposed Tempe Marketplace project.The study will evaluate the impacts related to construction of the project and the operations of the retail, restaurants and theaters, once occupied.

Economic and Fiscal Impact of Proposed Downtown Hotel City of Phoenix

Elliott D. Pollack and Company has been retained to perform an economic and fiscal impact study of the construction and operation of a hotel proposed for Downtown Phoenix (herein after referred to as “Downtown Hotel”).Economic impact analysis examines the regional implications of an activity in terms of three basic measures: sales or output, earnings and job creation.Fiscal impact analysis, on the other hand, evaluates the public revenues and costs created by a particular activity.In fiscal impact analysis, the primary revenue sources of a city, county or state government are analyzed to determine how the activity may financially affect them.

Economic & Fiscal Impact of Pier 202

The Pier 202 at Rio East is a proposed mixed use project situated along the TempeTownLake north of Rio Salado Parkway.The project will include residential condos, retail, office and a hotel.The total construction cost is estimated at $411.0 million (based on medium quality product projections provided by Pier 202).Total annual retail sales are projected at approximately $43.4 million and total hotel room revenues are expected to be $8.9 million annually.In addition, annual taxable rent is estimated at $12.5 million.

Salt River Pima-Maricopa Indian Community Fiscal & Economic Impact of Loop 101 Business Corridor on Adjacent and Proximate Municipalities

This study will evaluate the fiscal impact on local communities from the development of the Salt River Pima-Maricopa Indian Community’s (SRPMIC) Loop 101 business corridor on adjacent and proximate cities and towns.The fiscal impact is dependent on the results of the previously issued economic model of the corridor. Fiscal impact analyses evaluate the public revenues associated with residential and non-residential growth.More specifically, this report converts economic impact data related to estimated job growth from the development of the SRPMIC land into state, county, and city tax revenue, and allocates the revenue to the identified cities and towns based on Maricopa Association of Government (MAG) commuting patterns, with modifications to accommodate recent freeway development and specific site location attributes.

Economic and Fiscal Impact of Scottsdale Waterfront Project

The Scottsdale Waterfront project is an infill multi-use project located at the southwest corner of Camelback and Scottsdale Roads in the City of Scottsdale.The current master plan for the property calls for the development of six major buildings encompassing office, retail and residential uses plus a small number of townhome/”brownstone” units.The project site area consists of 11.3 acres of land and the developers are proposing to construct just under 1.0 million square feet of gross building space.The study assumes that construction of the project commences in 2004 in two phases with the second phase starting in 2005.

Economic and Fiscal Impact of Bank One Ballpark and Arizona Diamondbacks -

Maricopa County Stadium District

This analysis evaluated the impact of the Diamondbacks and non-baseball events held at Bank One Ballpark during calendar year 2000.The study was augmented by two research/public opinion surveys designed to identify (1) the visitation and spending patterns of both local and out-of-town Diamondbacks baseball fans and (2) the attitudes of Valley residents towards Bank One Ballpark and the Arizona Diamondbacks.

Economic and Fiscal Impact Analysis of a Proposed Manufacturing Site, Peoria, ArizonaThis study evaluated the economic and fiscal impact of the proposed relocation of a $32 million manufacturing facility to Peoria, Arizona.

This study evaluated the economic and fiscal impact of the Sierra Club’s CGMI on Arizona, MaricopaCounty and local governments.The analysis examined the CGMI’s effect on population growth, housing activity and employment growth.

This study evaluated the impact of a proposed conference center and hotel in Flagstaff, Arizona.A companion study analyzed the impact of construction of an adjacent casino to be operated by a Native American Indian Community.

This analysis was prepared for a major presentation to the CAHBA.It evaluated the impact of homebuilding on the State, MaricopaCounty and the cities within the County from the standpoint of jobs and governmental revenue.The study demonstrated the effect that construction of homes has on all segments of the economy.

Elliott D. Pollack and Company was retained by Duke Energy of Houston to analyze the economic and fiscal impact of a proposed $250 million electric generating station to be located in a rural area southwest of the Town of Buckeye known as ArlingtonValley. The station was found to have a significant impact on the assessed value and tax rates of local school districts.As a result, the tax rate for the local elementary district was expected to decline by 63% when the plant is completed.A large capital investment such as the generating station transfers the tax burden from local residents to the private utility.

Economic Impact of the Re-use of Williams Air Force Base, Salt River Project and

Economic Impact of Closure and Re-Use of Williams Air Force Base on ChandlerAirport, Salt River Project

The company recently completed these two studies commissioned by Salt River Project concerning the potential economic impact of the re-use of Williams Air Force Base.These studies analyzed historic growth patterns in the SoutheastValley and projected how growth and development would be affected by the re-use of the Base.Factors analyzed included housing starts, population, retail sales, indirect employment, sales tax, and property tax.Economic impacts were broken down by municipality to help SRP estimate the future extent and location of electric demand.

Economic and Fiscal Impact of the Multihousing Industry on the State of Arizona, MaricopaCounty and Pima County

Commissioned by the Arizona Multihousing Association, this study was comprised of two parts: (1) an assessment of the impact of the multi-family housing market on the economy of the State and its two largest counties and (2) the fiscal impact on local communities from various revenue sources.Additional investigations included researching crime statistics related to multi-family projects and the impact of apartments on school districts.The report showed that apartment communities are major revenue generators for cities and actually produce less crime on a per unit basis than single family housing.

Phoenix-Scottsdale Shared Revenue Zone

Elliott D. Pollack and Company undertook this demographic study of the North Phoenix and North Scottsdale area to estimate the future demand for regional commercial facilities.The study analyzed population growth rates, income levels and spending patterns of the future north area population, with Scottsdale and Phoenix sharing revenues generated from regional retail uses.

A comprehensive economic and fiscal evaluation of an existing 122 unit complex and a proposed 193 unit addition.

Fiscal Impact of Annexation to City of Scottsdale: La Buena Vida Estates Subdivision – U.S. Home Corp.

This study analyzed the fiscal impact to Scottsdale of annexing a newly developing subdivision in the northern part of the City.The study looked at both the revenue side of annexation as well as the costs associated with providing City services to the project

Fiscal Impact and Retail Market Analysis for Retail Site at the Southwest Corner of Scottsdale Road and Dynamite Boulevard, Scottsdale, Arizona

This study evaluated market demand for this 36 acre retailsite and the resulting fiscal impact to the City of Scottsdale from its future development.

Fiscal Impact and Supply/Demand Analysis for Grand Marketplace Power Center, Sun City West

This project, commissioned for Del Webb, evaluated the demand for and fiscal impact of a 400,000 square foot power center in Sun City West.

Economic Impact Analysis of Proposed Assured Water Supply Rules

Under contract with the Arizona Department of Water Resources, the firm evaluated the impact of enacting new water supply rules.The project involved econometric modeling of the impact of higher domestic water rates on all AMAs within the State.

Economic and Fiscal Impact of Bank One Ballpark and Arizona Diamondbacks - Maricopa County Stadium DistrictThis analysis evaluated the impact of the Diamondbacks and non-baseball events held at Bank One Ballpark during calendar year 2000. The study was augmented by two research/public opinion surveys designed to identify (1) the visitation and spending patterns of both local and out-of-town Diamondbacks baseball fans and (2) the attitudes of Valley residents towards Bank One Ballpark and the Arizona Diamondbacks.

Economic and Fiscal Impact Analysis of a Proposed Manufacturing Site, Peoria, ArizonaThis study evaluated the economic and fiscal impact of the proposed relocation of a $32 million manufacturing facility to Peoria, Arizona.

Economic and Fiscal Impact of an Electric Generating Station, Arlington, Arizona Elliott D. Pollack and Company was retained to analyze the economic and fiscal impact of a proposed $250 million electric generating station to be located in a rural area southwest of the Town of Buckeye known as Arlington Valley. The station was found to have a significant impact on the assessed value and tax rates of local school districts. As a result, the tax rate for the local elementary district was expected to decline by 63% when the plant is completed. A large capital investment such as the generating station transfers the tax burden from local residents to the private utility.

Economic Analysis of Food Prices in Major Metropolitan Areas This study evaluated how food prices in major metropolitan areas have performed relative to metropolitan areas that do not have discount food stores.

Fiscal Impact of a Fountain Hills, AZ SubdivisionThis study was an analysis of the fiscal impact of a new subdivision on the Town of Fountain Hills and the local school district. The study showed that significant revenues would be generated to both jurisdictions, with very few school children created by the development.

Economic and Fiscal Impact of the Cactus Ferruginous Pygmy Owl, Pima County, AZ The study estimated various economic and fiscal impacts of the designation of 60,060 acres of private owned land in the Greater Tucson MSA as critical habitat for the Cactus Ferruginous Pygmy Owl.

Economic and Fiscal Impact of Convention Center/Stadium The study was undertaken to estimate the expected economic and fiscal impact of the proposed convention center/stadium complex on the City of Mesa and the East Valley. The study involved analyzing projected construction expenditures and operating revenues for the $1.8 billion multi-use project. The stadium was shown to provide significant benefits to Mesa from the standpoint of tax revenues and job creation.

Economic and Fiscal Impact of Bank One Ballpark This report analyzed the impact of the first year of operation of Bank One Ballpark. A detailed financial analysis was conducted to estimate the effect of the stadium on employment, wages and City tax revenues.

Economic and Fiscal Impact of the Multihousing Industry on the State of Arizona, Maricopa County and Pima County Commissioned by the Arizona Multihousing Association, this study was comprised of two parts: (1) an assessment of the impact of the multi-family housing market on the economy of the State and its two largest counties and (2) the fiscal impact on local communities from various revenue sources. Additional investigations included researching crime statistics related to multi-family projects and the impact of apartments on school districts. The report showed that apartment communities are major revenue generators for cities and actually produce less crime on a per unit basis than single family housing.

Phoenix-Scottsdale Shared Revenue Zone Elliott D. Pollack and Company undertook this demographic study of the North Phoenix and North Scottsdale area to estimate the future demand for regional commercial facilities. The study analyzed population growth rates, income levels and spending patterns of the future north area population, with Scottsdale and Phoenix sharing revenues generated from regional retail uses.

Economic and Fiscal Impact of a Master Planned Community in Buckeye, AZ This study evaluated the projected economic and fiscal impact of the 13,000 acre Sun Valley master planned community.

Economic Impact of Downtown Hotel in the City of Phoenix, Arizona This study estimated the economic and fiscal impact to the City of Phoenix of a new 650 room hotel. The analysis estimated the amount of tax revenue which would be generated to the City over a period of seven years in support of potential incentives granted to the hotel developer.

Economic and Fiscal Impact of a Hotel, Retail, and Residential Project in Tempe This study estimated the economic and fiscal impact of a hotel, retail, office, and residential project to be located along the south side of the Salt River in downtown Tempe.

Economic and Fiscal Impact of a Lake Havasu City, Arizona Timeshare Resort A comprehensive economic and fiscal evaluation of an existing 122 unit complex and a proposed 193 unit addition.

Fiscal Impact of Annexation to City of Scottsdale: North Scottsdale Subdivision This study analyzed the fiscal impact to Scottsdale of annexing a newly developing subdivision in the northern part of the City. The study looked at both the revenue side of annexation as well as the costs associated with providing City services to the project.

Fiscal Impact and Retail Market Analysis for Retail Site at the Southwest Corner of Scottsdale Road and Dynamite Boulevard, Scottsdale, Arizona This study evaluated market demand for this 36-acre retail site and the resulting fiscal impact to the City of Scottsdale from its future development.

Fiscal Impact and Supply/Demand Analysis for a Sun City West Power Center This project, commissioned for Del Webb, evaluated the demand for and fiscal impact of a 400,000 square foot power center in Sun City West. Economic Impact Analysis of Proposed Assured Water Supply Rules � Under contract with the Arizona Department of Water Resources, the firm evaluated the impact of enacting new water supply rules. The project involved econometric modeling of the impact of higher domestic water rates on all AMAs within the State.

Economic Impact of the Re-use of Williams Air Force Base and Economic Impact of Closure and Re-Use of Williams Air Force Base on Chandler Airport These studies analyzed historic growth patterns in the Southeast Valley and projected how growth and development would be affected by the re-use of the Base. Factors analyzed included housing starts, population, retail sales, indirect employment, sales tax, and property tax. Economic impacts were broken down by municipality to help SRP estimate the future extent and location of electric demand.

Fiscal Impact and Market Studies for Multi-Family Apartment Projects

Fiscal Impact Analysis of Proposed an Apartment Site at Cooper and Baseline Roads in Gilbert, Arizona